TENANT CRITERIA MANUAL

Transcription

1 TENANT CRITERIA MANUAL Leased and Operated by Simon Management Associates LLC

2 TABLE OF CONTENTS GENERAL INFORMATION...2 PROJECT DIRECTORY...2 IN-LINE TENANTS...3 INTRODUCTION...3 STORE DESIGN...4 LIGHTING CRITERIA...10 SIGNAGE CRITERIA...11 KIOSK TENANTS...16 GENERAL DESIGN CRITERIA...16 LIGHTING CRITERIA...17 SIGNAGE CRITERIA...17 FOOD COURT SERVICE TENANTS...20 GENERAL DESIGN CRITERIA...20 LIGHTING CRITERIA...23 SIGNAGE CRITERIA...23 MECHANICAL, ELECTRICAL, PLUMBING& FIRE PROTECTION...26 SPRINKLERS AND FIRE PROTECTION...26 ELECTRICAL...27 PLUMBING AND GAS PIPING...28 HEATING, VENTILATION AND AIR CONDITIONING...30 APPLICABLE BUILDING CODES...33 PROJECT MANAGEMENT...38 SUBMISSION PROCESS PROCEDURES...38 PERMIT PROCEDURE/APPLICATION...41 SUBMISSION FORMS

3 GENERAL INFORMATION PROJECT DIRECTORY Mall Management Fox Run Mall Scott DeCost, General Manager Christos Koufos, Operations Director Fox Run Mall Road Newington, New Hampshire / / facsimile Owner s Managing Agent Simon Management Associates LLC 225 West Washington Street Indianapolis, IN (317) Leasing Simon Management Associates LLC Scott DeCost 50 Fox Run Road, Ste. 128 Newington, NH / / facsimile Tenant Coordination Simon Property Group Kim McCabe 144 Gould Street Needham, MA / ext. 240 Building Inspector Town of Newington 205 Nimble Hill Road Newington, NH / Fire Marshall Town of Newington Dale Sylvia, Fire Chief 80 Fox Point Road Newington, NH / Health Department Town of Newington Health Inspector 603/ State of New Hampshire Public Health Inspector 603/ / facsimile Power Company Public Service Co. Of New Hampshire 800/ Gas Company Unitil 866/ Water Company Portsmouth Water Department 603/ / Newington Waste Water Treatment Jack Hoyt 603/

4 IN-LINE TENANTS INTRODUCTION To encourage retail concepts within the overall design of FOX RUN MALL the Landlord has established these Design Criteria for Tenant's Improvements. These Criteria will guide the Tenant and the store designer in the creation of a merchandising concept and store design which emphasize the retail identity of each Tenant. The character of FOX RUN MALL, and its excellent store exposure, call for retail design solutions that emphasize transparency, imaginative merchandising presentation and strong retail identity. The Design Criteria for Tenant Improvements together with the Lease and the Lease Exhibits comprise the Tenant Package. Each Tenant should familiarize himself with the intent and details of these documents. The Tenant should also understand the special characteristics of his lease space, including all existing conditions that affect store design. The Landlord shall have absolute right of approval over all materials, colors and finish selections, plans and designs. The Landlord requires the use of high quality materials throughout the Tenant leased premises. The Landlord may, at his discretion, consider deviations from the Design Criteria in the interests of the overall project. Supplemental design criteria may be issued at Landlord's discretion and may supersede portions of these Criteria. The stores showcased in this Criteria Manual are meant to serve as an example of a well-designed store. These pictures are intended to inspire creative concepts, and are NOT to be duplicated in any way. Designs that too closely resemble the prototype pictures WILL NOT be approved for construction under any circumstances. Learningsmith/Fox Run Mall/Newington NH 3

5 STORE DESIGN The Tenant is encouraged to develop storefront designs based on the criteria and which produce imaginative displays appropriate to the merchandise or services offered, while at the same time enhancing the overall ambiance of the center. Storefronts will be designed, fabricated and installed by the Tenant at Tenant's expense and be subjected to Landlord's approval. Compatibility with existing adjacent storefronts will be considered as a part of the storefront and signage approval criteria. 1. Storefronts shall be designed with an emphasis on transparency and the display of merchandise at the Lease Line. Storefronts may be all glass, or may have recessed entrances with display cases and platforms in the design control zone. 2. The storefront shall be designed to create a "sense of entry" into each store. All Tenants are encouraged to consider display windows, interesting pediments or surrounds and/or recessed entries to vary the retail presentation at the Lease Line. Bay windows and other projections will be allowed in specific areas. 3. A Design Control Zone has been established in all Tenant premises. The Control Zone shall extend 5'-0" into the Tenant leased premises measured from the Lease Line. The Landlord shall have absolute right of approval over all Tenant design, signage and materials within this Zone. a. No wall mounted hardware or fixturing for display shall be permitted within the Control zone. If wall mounted hardware is installed behind the Control Zone, it must be baffled by a partition wall of sufficient dimension to conceal same. b. The Design Control Zone review shall include all display windows, retail graphics, display fixtures, signs, materials, finishes, color and lighting in front of the Design Control line. No movable displays or sales fixtures will be allowed within the Design Control Zone except behind fixed display windows. c. Within the Design Control Zone, all fixturing shall be for display. Shop windows and displays must be transparent encouraging views into the store. No solid fixtures, pegboard, or prepackaged wall mounted grid systems (slatwall) shall be permitted. The use of active displays and mannequins is encouraged. d. Tenant shall install hard flooring (tile or similar) at the Design Control Zone. No carpet will be allowed in this area. The use of Tenant logos, alternate flooring materials, accent tile, etc. is highly encouraged. 4. All storefront treatments must be the full width of the store, within the demising piers, up to the Landlord's neutral bulkhead. Treatment of the Tenant's sign is to be a unified part of storefront design. There is no pre-established signband. Standard height continuous signbands are specifically not permitted to provide more creative and individualistic storefronts. Landlord encourages the use of full height glass throughout the center. 5. Glazing of storefronts must be tempered clear glass or safety clear glass as required by code. Highly transparent butt-glazed storefronts and interesting sign pediments or archways over the doors are highly encouraged. Where applicable, exposed glass edges shall be polished. 4

6 6. No storefront shall be more than 20% opaque, including graphics. No storefront opening shall be wider than one-third the storefront width or 12'-0" whichever is less. 7. The following finish materials are encouraged on storefront: a. Patterned and solid ceramic tile. b. Marble, granite and other exotic stones. c. Polished metals, such as brass, copper, stainless steel and chrome as accents only. d. Stenciled, sandblasted, etched, leaded or stained glass. e. Finished hardwoods of high quality. 8. The use of the following materials are strictly not permitted on storefronts. a. Simulated versions of brick, stone or wood. b. Plastic laminate. c. Pegboard or pegboard fixture system. d. Vinyl wallcovering or wallpaper. e. Cork, cork tile or carpet. f. Rustic wood siding, or shingles. g. Translucent plastic panels. h. Painted gypsum wallboard. i. Anodized aluminum. 9. Sliding glass doors are permitted for store closures. Doors may stack, but must be in an opaque enclosure parallel to the demising partition, or become the near closure of a display window. If sliding doors are hung or braced to the door header and back to the Landlord's roof steelwork, deflection may occur under snowload conditions. Lintels independent of the roof framing are required under joists or beams with long frames, in order to avoid binding. Threaded rods or turnbuckles are alternatives. 10. No folding doors or opaque doors are permitted. Overhead grilles will be allowed if they meet the following criteria: a. Grilles must be straight link pattern open grill by Dynaflair Legionaire, or equal. No lexan inserts shall be allowed. b. All tracks, supports and operating devices must be concealed and an integral part of the store architecture. c. All grilles shall have a silver anodized paint finish. d. All supports for grilles will be provided by the Tenant and no hanging of the grille mechanism from the building structure will be allowed. e. Emergency quick release locks are not permitted on the storefront. Install lock in entry area no higher than 36" above finished floor. Faceplate must match surrounding area. 11. All storefronts must a have a 6" base or kickplate of one of the following materials: a. Marble, stone, or ceramic tile utilized elsewhere in the storefront. b. Polished metal. 12. Demising walls adjoining a recessed storefront must be designed to match storefront construction and finishes. No exposed painted gyp board shall be allowed on exterior of storefront. 5

7 13. Tenants are encouraged to recess their entry doors from the face of the storefront. Recessed entries must be a minimum of 3'-0" at the doors and a maximum of 5'-0" deep. The Design Control Zone would extend back an additional 5'-0" from any recessed areas. 14. Recessed entries require finished ceilings at the top of the storefront (top of recess at Landlord bulkhead). The recess shall be finished to match storefront construction. The underside of the neutral bulkhead shall match the neutral bulkhead finish with a 3/4" x 3/4" painted reveal constructed by the Tenant between the neutral bulkhead and the recess ceiling area. Color shall be per Landlord. 15. Landlord's demising piers and neutral bulkhead and the public walkway paving may not be altered. EXISTING CONDITIONS 1. Remove all abandoned materials, devices, fixtures, pipes, conduits, wires, etc., from premises including area above ceiling plenum and connection "points" outside of store. Return area to "Base Building" conditions. 2. In the event Tenant's contractors encounter unidentified Asbestos Containing Materials (ACM), the Landlord's representative must be contacted immediately for direction. AT NO TIME WILL THESE ACM BE REMOVED, OR EVEN DISTURBED, BY OTHER THAN AN ABATEMENT CONTRACTOR LICENSED TO DO SUCH WORK and in accordance with governing regulations and guidelines established by Jones Lang LaSalle Americas, Inc. 3. Should an expansion joint occur in the Premises, Tenant is responsible for the construction of the ceiling, walls, etc. affected by that joint in a manner consistent with acceptable construction design practices. STRUCTURAL 1. Tenant shall indicate on plans any ceiling drops, soffits, light troughs, heavy decorative chandeliers, or other items that would substantially add to the roof framing loads. Any additional steel framing which may be required must receive special approval through the plan submission process, and will be installed at tenant's expense. TENANT MUST HAVE STRUCTURAL ENGINEER DESIGN AND APPROVE ADDITIONAL LOADS. 2. SUSPEND ALL STRUCTURAL ITEMS, WALLS AND WALL FURRDOWNS, FROM TOP CHORD OF EXISTING ROOF BAR JOIST OR OVER PANEL POINTS AT BOTTOM CHORDS. DO NOT SUSPEND STRUCTURAL ITEMS, CEILING SUSPENSION, PIPING, DUCTWORK, CONDUIT ETC., FROM CEILING GRID OR METAL ROOF DECK. 3. Structural columns within the leased premises shall be furred out with one-hour rated gypsum drywall and metal stud construction to the deck above. 6

8 MEZZANINES Proposed mezzanines, platforms, and/or double deck stock area structures (prefabricated or field constructed) must be adequately detailed in plans, with necessary structural sections and details and design loads, for Landlord's review. Mezzanines and other double deck structures must be supported independently of Landlord's structure. STRUCTURE AND DESIGN MUST MEET ALL GOVERNING CODES. RELOCATION OF UTILITIES TO ACCOMMODATE TENANT S MEZZANINE MUST BE COORDINATED WITH MALL MANAGEMENT. CEILINGS 1. Tenant must provide a ceiling system throughout the entire premises. 2. Ceiling heights shall vary within the Tenant space. The maximum allowable Tenant ceiling height is subject to existing conditions and utilities. 3. Ceilings in the Design Control Zones shall be of gypsum board construction. Changes in paint color must occur within reveals. 4. Ceilings in store areas visible to the public shall be a combination of plaster, gypsum board, concealed spline acoustical tile, 24' X 24" tegular edge acoustic tile, or wood. Tenant shall not use ceiling tile throughout entire sales area. Creative use of ceiling finishes is strongly encouraged. 5. Provide ceiling access panels as necessary to accommodate electrical, plumbing, sprinkler and/or mechanical services that pass through the leased premises. More specifically, valves, j-boxes, duct smoke detectors, fire dampers, flow switches, etc., and available utility connection points. 6. Combustible materials are not permitted above the ceiling. 7. Tenant shall not hang the ceiling or fixtures from the roof deck or bottom chord of bar joists, except at panel points. All hanging should be done from the top chord of joists. NEUTRAL PIER AND NEUTRAL BAND 1. The neutral pier and neutral band shall be re-finished/touched-up per mall specifications. PARTITIONS AND WALLS 1. Demising walls and corridor walls shall be per code or not less than, 6" metal studs at 24" on center (20 GA), with one hour rated, gypsum drywall construction to the deck above. 2. When re-using existing drywall construction, patch and repair walls as necessary to ensure one hour rating. Stuff all voids, including roof deck flutes, with non-combustible materials. 3. Provide return air openings in demising walls above the ceiling. Openings shall be no less than 72" x 24" or as directed by mall management. Provide fire dampers if required by code. 7

9 4. Install batt insulation (R-11 minimum) on exterior walls and one layer of 5/8" fire code gypsum board, taped with spackled joints, tight to the roof deck. 5. The partition wall separating the sales are from non-sales area, if required by code, must be onehour rated construction and extend from the floor slab to underside of Landlords overhead structure. Provide a return air opening in the partition with an automatic fire damper to accommodate airflow through the return air ceiling plenum. 6. Provide a minimum 2" gypsum board smoke barrier on the backside of Landlord's bulkhead at the front Lease Line to the deck above. FLOORS 1. Carpeting, wood, ceramic tile, terrazzo tile, natural stone, quarry tile, or other high quality flooring materials must be used within the Tenant leased premises. 2. No recesses are permitted in floor slab. Tenant shall provide a smooth transition to meet mall paver thickness at all openings where there is a change in materials. All grade changes shall be within the Tenant's space behind the line of storefront closure. 3. Transition strips are required between flooring types. Transition strips must be flush type. 4. Linoleum, exposed concrete, vinyl and vinyl tile are not permitted in areas that are visible to the public. 5. Integrity of floor expansion joints must be maintained. 6. All exposed concrete in premises must be sealed. MATERIALS 1. The use of simulated materials (simulated brick or stone, woodgrain laminate or texture paint) or the use of the pegboard, texture 1-11, or mirror slatwall is not permitted. 2. Unusual or very bright colors, large-scale paint patterns and supergraphics require Landlord approval. 3. All materials must comply with flame spread requirements as per applicable building and life safety codes. 4. If codes permit non-combustible wood, all materials shall be UL stamp indicating material is treated and labeled. 8

10 SECURITY SYSTEMS 1. Storefront security systems for control of shoplifting shall be totally concealed or shall be an integral part of the store architecture. 2. No free standing or exposed security devices or detectors will be allowed. SERVICE DOORS 1. Service doors (that open into a service corridor) being added or relocated by Tenant shall be framed and installed by Tenant in locations approved by the Landlord. These doors must open toward the direction of exit travel. Doors must be fully recessed so as not to restrict use of any service corridor or emergency exit corridor. Tenant shall cut and patch wall areas and maintain all ratings as required by Code. 2. Doorframes shall be hollow metal, 14-gauge steel, fully welded, with reinforced head. Doors shall be 3'-0" by 6'-8" 16-gauge reinforced hollow metal. Hardware shall include a locking device that is always operable from the interior, a door bumper, corner guards, hydraulic door closures, and other hardware, as per code. Service doors opening onto a service corridor are "B" label. 3. Exterior of service doors, facing service corridor or exterior of building shall be painted to match Landlord colors. 4. Tenant is obligated to properly identify its premises with signs mounted on all service doors. Signs shall be phenolic type with letter, 1" high by length required. Colors of letters shall be black, on a white background. Identification shall include Tenant name and store number, mounted at 5'-6" A.F.F. Non-conforming signage shall not be permitted. 5. Fire exits shall be clearly marked and maintained in accordance with governing codes and ordinances. Tenant shall not install any hardware or other devices that would prohibit use of an emergency fire exit. FOOD SERVICE TENANTS 1. Food Service Tenants not in the food court with counterfronts parallel to the Lease Line must recess the counterfront 5'-0", minimum, so that queuing will occur within the leased area. No service or preparation areas may be visible from the mall. All menuboards must be at the back of the design control zone and are subject to specific Landlord approval. All requirements of the Mall Food Court criteria for design, counters and equipment are applicable to these Tenants. 2. Because of the nature of these establishments, variance from opacity limitations and fixturing requirements may be permitted subject to specific Landlord approval. 9

11 3. Any restaurant not located in the Food Court must make provisions to hold their own trash within the confines of their demised premises. All such trash holding spaces shall be adequate to hold the trash produced by one full day's operation of the restaurant. Pretzel Time/TCBY/Fox Run Mall/Newington NH LIGHTING CRITERIA The Tenant is responsible for all lighting in show windows, storefront displays, signage, entry and the leased premises. Store and display lighting shall not contribute glare to the public area. Brightness of store interior and storefront is subject to Landlord approval. Light fixtures are to be protected in accordance with applicable building codes with respect to fire rated construction requirements. 1. Tenant is required to provide recessed incandescent down lights or wall scones in entry or recessed storefront soffits. 2. Within Design Control Zone and show windows, only recessed fixtures or high quality track lighting fixtures shall be used. No exposed bulbs may be used except with specific approval. All show windows shall be illuminated during the hours the center is open. Use of low voltage light sources for show window display is encouraged. No animated or flashing lighting may be used. 3. General store lighting utilizing incandescent and fluorescent fixtures must be equipped with baffles and diffusers to shield lamps from view from the public area at 5'-6" eye level, unless otherwise approved by the Landlord. The Landlord reserves the right to adjust baffles or diffusers at Tenant's expense after installation is completed. 4. Downlighting shall be by incandescent, quartz or halogen sources only. 5. All fluorescent fixtures visible to the public require deep cell parabolic diffusers. 10

12 6. Fluorescent fixtures in architectural coves shall be designed utilizing a staggered fixture layout to avoid dark spots. Coves and fixture mounting shall be designed so that the lamp is not visible from the public area. 7. Exposed neon requires specific Landlord approval. Neon utilized in architectural coves and not exposed to direct view does not require specific approval. 8. The use of the following is prohibited: a. luminous ceilings b. artificial stained glass ceilings; or c. animated or flashing lighting. 9. Light fixtures are to be protected in accordance with applicable building codes with respect to fire rate construction requirements. 10. Exit light fixtures visible to the public shall be clear acrylic edge-lit, LED type with red lettering; the Precise Collection, by Lithonia, or equal. 11. Emergency lighting fixtures shall be recessed type - ceiling mounted. Connections to these systems will be by Tenant with specific Landlord review and approval. SIGNAGE CRITERIA This exhibit will set forth the basic guidelines by which the Landlord will review and approve Tenant signs for the Shopping Center. The purpose of the sign criteria is to insure imaginative, quality signing throughout the enclosed mall by specific restrictions as set forth below. This shall not limit the Landlord's right to reject, accept or require modification of any Tenant sign. To achieve the special ambiance desired by the Landlord for the Shopping Center, attention must be directed toward storefront signage. Tenants are encouraged to create the opportunity for more creative design possibilities. Various means of graphic communication are available for the Tenant to explore. Storefront designs are encouraged to take advantage of product merchandise symbols, specialty letter styles, quality materials, and high impact graphics. Due to emphasis on graphics and image it will be in the best interest of Tenant to engage the services of a graphic design consultant. Signage must be kept within the designated parameters set forth in this criterion. It is the Tenant's responsibility to insure that signs and their installation meet code restrictions set forth by the governmental bodies having jurisdiction over the Shopping Center. Tenant shall submit shop drawings prepared by Tenant's sign fabricator to the Landlord for approval, prior to fabrication of sign. Shop drawings must include full dimensions, letter style and type, face (color, material and thickness), returns, type of lighting, brightness, mounting hardware, transformer location and access, and placement of sign drawn to scale on storefront or signage fascia. The shop drawings must indicate the type and sizes of all lettering and background panels, and their locations in the storefront area. License, union and fabrication labels shall not be visible from the mall floor. Where necessary to show its form, a schematic section through the sign will be required. 11

13 Shop drawings must be resubmitted until marked "Approved" by the Landlord. Incomplete shop drawings will be returned without approval. Permits for signs and installation shall be obtained by the Tenant, at Tenant's expense. Longs Jewelers/Fox Run Mall/Newington NH SIGN TEXT 1. Sign text is limited to the Tenant's trade name as it appears in the lease. No product brand name or trade name may be used unless it is part of the Tenant's trade name. The Tenant's customary logo may be used only if approved in writing by Landlord. GENERAL SIGNAGE AREA 1. Each Tenant is required to design, fabricate, install and maintain their sign at Tenant's expense. All signage is subject to criteria drawings and Landlord's approval before installation. The Landlord reserves the right to reject any sign design if, in his judgement, it is inappropriate or incompatible with the character or aesthetic intent of the project. 2. Every Tenant fronting on the enclosed mall space will be required to have one storefront sign unless indicated otherwise. Stores acquiring storefront entrances on two intersecting malls may have one sign on each storefront, but limitations will be enforced by Landlord dependent on individual storefront circumstances and design. Tenants with angled entries may also sign their entry. Store logos are highly encouraged for these areas. 3. Additional signage area may be permitted (beyond the designated signage area) for those Tenant storefronts that elect to use decorative awnings. The additional signage shall be on the awning surface and shall be submitted to the Landlord for review and approval. Signage must use quality materials and convey a sense of permanence. 12

14 4. Storefront signage must be located within the storefront area defined by the Tenant's lease lines and may not project more than 4" beyond the Lease Line. A signband above all storefronts has not been included as a basic architectural feature in this project in order to provide an opportunity for more creativity and individuality in the design of storefronts and signage. The primary Tenant identification sign shall be located within a zone extending from 7'-6" above the mall floor to 6" below the Landlord's neutral pier. 5. Signage shall be limited to two-thirds the length of the storefront width with a maximum length of sixteen feet (16') and shall terminate a minimum of twenty-four inches (24") from the demising pier face. LETTERS 1. Individual letters, color types, and styles shall be approved by Landlord. Letters may be a maximum of 16" and a minimum of 8" in height, and must be 4" or less in depth. If letters of two sizes are desired then they shall be consistent in style. Capital or uppercase letters are limited to a maximum height of 18" and lower case letters are limited to 12". Any deviations from this criterion must be approved by Landlord. Non-traditional signs, consistent with store design and mall standards, are strongly encouraged and shall be approved in writing at Landlord's sole discretion. Examples may include the following: a. "Halo" effect backlit signs or letters. Halo lit letters shall be spaced 1" away from signband. Bright metal finish is encouraged. No reflective or polished finish is allowed behind letters on background surface to prevent glare. b. Edge lit signs with neon or other light source. c. Metal sign faces flush with adjacent storefront construction, with acrylic backed and internally lit cutout letters are permitted. Standard box signs are not allowed. d. Etched or backpainted graphics on glass. e. Channel letters of metal which are internally illuminated with neon or other light source. Internally illuminated channel letters a maximum of 4" deep. Channel letters shall be neon lit and not have a face. Neon to be fabricated for this type of usage. f. Polished metal or painted dimensional letters. g. Suspended sign panels of metal, plexiglass or other high quality material. h. Exposed neon sign letters shall be pin mounted on 1" spacers. Visible tube supports shall be minimized. The back of the tube shall be opaqued to prevent glare onto the background surface. Neon color and brightness is subject to specific Landlord approval. 2. Signage containing individually applied letters to a background field that is designated as part of the storefront shall conform to the following regulations: a. Letters of one size shall be consistent in style and size; 16" high maximum, up to 2-1/2" thick unless otherwise approved and pin mounted. The face of all letters must be in the same plane. Pin projections are not to exceed 1" to the back face of letters. b. Letters painted or etched directly to the inside face of glass storefronts (as the major signage element) shall not exceed 16" in height unless previously approved by Landlord. If letters of two sizes are desired than they shall be consistent in style. Capital or uppercase letters are limited to a maximum height of 18" and lower case letters are limited to 12". Any deviations form this criteria must be approved by Landlord. 13

15 3. The Landlord reserves the right to disallow any signage which does not convey a sense of permanence, use of quality materials, or enhance the overall mall design. The following means of communication are not to be considered: a. Flashing, oscillating and moving signs; b. Formed plastic or injection molded signs; c. Noise producing signs; d. Odor producing signs; e. Boxed or cabinet type unless recessed and an integral part of the storefront design; f. Exposed raceways, transformers, ballast boxes, crossovers, conduit, sign cabinets, etc.; g. Decals and lettering on show window glass, door glass or any other part of storefront unless specifically approved by the Landlord; h. Landlord reserves the right to limit the use of logos; i. Temporary signs, posters, notices, announcements or advertisements except standardized mail signs or those specifically approved in advance by the Landlord; j. Exposed labels of underwriter, manufacturer, etc. k. Exposed neon signs with exposed transformers, wiring, etc. l. Backboard panels behind letters. ILLUMINATED SIGNS 1. Where illuminated signs are considered the following restrictions shall apply. a. Illuminated signage is to be controlled by a clock timer and illuminated continually during all hours the mall is open. b. Signs shall be limited in brightness subject to Landlord's discretion. NON-ILLUMINATED SIGNS 1. The following types of allowable non-illuminated signs are not restricted in size. However, like neon, their use is viewed as decorative as well as informative and is similarly subject to Landlord's discretionary approval on an individual basis. Accent lighting from an indirect source outside the Tenant lease line will not be permitted. a. Non-dimensional letters and/or logos applied or painted directly on the inside of face of the glass storefront areas. b. Supergraphic or bas-relief treatment of a large amount of storefront area. c. Small-scale signing on optional awnings. d. Silkscreened, painted or gold/silver leaf on the inside of the glass. High quality pressure applied individual vinyl letters with no clear edge showing, on the inside of the glass. Names or graphics may not exceed two (2) square feet in area, nor be more than 4" in height, mounted at 2' - 6" to bottom of letters. e. No floor mounted paper display placards or stands are permitted in the Design Control Zone. 14

16 EXTERIOR BUILDING SIGNS 1. All exterior signage, if applicable should complement the architectural intent of the exterior and must be approved by Landlord. Exterior signage Tenant spaces may be permitted on an individual basis with prior review and approval by the Landlord. Retail Tenant signage on the mall exterior is strictly prohibited, unless otherwise approved by Landlord. 2. Exterior signs, bolts, fastenings, and clips shall be enameled iron with porcelain enamel finish or stainless steel. No black iron materials of any type will be permitted. 3. Exterior letter or signs exposed to the weather shall be mounted at least 3/4" from the building wall to permit proper dirt and water drainage. 4. Penetrations of the building structure required for sign installation shall be neatly sealed in a watertight manner, acceptable to the Landlord. 5. Electrical fixtures, materials and installation shall be UL approved and must meet local codes. Ethnix/Fox Run Mall/Newington NH 15

17 KIOSK TENANTS GENERAL DESIGN CRITERIA The Tenant is encouraged to develop imaginative kiosk designs based on the criteria, providing displays appropriate to the merchandise or services offered. All Tenant installations and signage are subject to Landlord's approval. Compatibility with adjacent and previously approved Tenants will be considered as a part of the kiosk and signage approval criteria. The Landlord shall have absolute right of approval over all Tenant designs within the kiosk. 1. Kiosk designs, through their architectural form, graphic design, and materials should create an exciting retail appearance. 2. An interesting and innovative overhead for signage and lighting shall be designed as an integral part of the overall kiosk design. Overhead shall be designed with an emphasis on transparency. 3. Overhead supports shall specifically not be located at the four corners of the unit s outside corners. Landlord recommends incorporating the supports into the design of the center island. 4. Kiosk furnishings shall be designed with an emphasis on merchandise displayed in glass cases. To accommodate the need to display merchandise closer to eye level, Tenants may build tall display units (max. ht. 5'-0") at the corners of the kiosk footprint. No other freestanding display units will be allowed on counter tops. The Coffee Chef/Plaza Carolina/San Juan PR 16

18 5. Counterfronts shall be as transparent as possible, however fully open counters are not encouraged. Display counters shall be no more than 70% glass. Glazing of counters and displays must be tempered clear glass or safety clear glass, as required by code. All shelves in display cases should be glass. Rear doors of display cabinets may not be glass. 6. Counter and display materials may be wood, glass, marble or granite, ceramic tile, stainless steel, bronze, or custom metal framing. The use of simulated materials such as simulated brick, stone, or wood, or non-durable materials such as fabric or contact vinyls, is not permitted. 7. An opaque storage unit/cash island may be provided in the center of the kiosk. This unit may not be taller than 3'-6". Signage on this unit is not permitted. 8. No overhead closures, rolling doors, folding doors or opaque doors are permitted. Display cases and counters must lock securely. 9. All counters must have a 4" base to match mall tile or kickplate of a durable material that can withstand abrasion by a floor cleaning machine. The base shall be compatible with cabinet design. 10. Mall tile shall extend throughout the kiosk and may not be altered. No recesses are permitted in slab. LIGHTING CRITERIA The Tenant is responsible for all lighting in counters, cabinets, displays, signage, and the leased premises. Kiosk and display lighting shall not contribute glare to the public area. Brightness of kiosk interior and display is subject to Landlord approval. 1. Within the kiosk, only high quality track light fixtures shall be used. No exposed bulbs may be used except with specific approval. The kiosk shall be illuminated during the hours the Center is open. 2. Light track shall be attached to the tenant designed overhead superstructure. 3. Lighting shall be by incandescent, halogen or quartz sources only. 4. Use of low voltage light sources for counters and display cases is encouraged. Counters are to be adequately lit and ventilated. SIGNAGE CRITERIA This exhibit will set forth the basic guidelines by which the Landlord will review and approve Tenant signs for the Kiosks. The purpose of the sign criteria is to insure imaginative, quality signing throughout the enclosed mall by specific restrictions as set forth below. This shall not limit the Landlord's right to reject, accept or require modification of any Tenant sign. 17

19 To achieve the special ambiance desired by the Landlord for the Shopping Center, attention must be directed toward signage. Tenants are encouraged to create the opportunity for more creative design possibilities. Various means of graphic communication are available for the Tenant to explore. Designs are encouraged to take advantage of product merchandise symbols, specialty letter styles, quality materials, and high impact graphics. Due to emphasis on graphics and signage, it will be in the best interest of Tenant to engage the services of a graphic design consultant. Signage must be kept within the designated parameters set forth in this criterion. It is the Tenant's responsibility to insure that signs and their installation meet code restrictions set forth by the governmental bodies having jurisdiction over the Shopping Center. Tenant shall submit shop drawings prepared by Tenant's sign fabricator to the Landlord for approval, prior to fabrication of sign. Shop drawings must include full dimensions, letter style and type, face (color, material and thickness), returns, type of lighting, brightness, mounting hardware, transformer location and access, and placement of sign drawn to scale on Kiosk or signage fascia. The shop drawings must indicate the type and sizes of all lettering and background panels, and their locations in the storefront area. License, union and fabrication labels shall not be visible from the mall floor. Where necessary to show its form, a schematic section through the sign will be required. Shop drawings must be resubmitted until marked "Approved" by the Landlord. Incomplete shop drawings will be returned without approval. Permits for signs and installation shall be obtained by the Tenant, at Tenant's expense. SIGN TEXT 1. Sign text is limited to the Tenant's trade name as it appears in the lease. No product brand name or trade name may be used unless it is part of the Tenant's trade name. The Tenant's customary logo may be used only if approved in writing by Landlord. GENERAL SIGNAGE AREA 1. Each Tenant is required to design, fabricate, install and maintain their signs, at Tenant's expense. 2. One sign shall be on each of the two opposite sides of the kiosk facing the length of the Mall. No sign shall face an in-line Tenant. 3. All signage mounting hardware shall be designed to be as unobtrusive as possible or else designed as an integral part of the framework design. LETTERS 1. Kiosk signs shall be custom designed by a graphic artist specifically for this project. The sign shall be illuminated. 18

20 2. Approved sign types include: a. Exposed neon design. b. Single tube single stroke neon in a 3" deep, open face channel letters. c. Specially created non-illuminated designs by graphic artists will be considered only on a case-by-case basis. 3. All signage wiring and transformers shall be concealed. 4. No other signage is permitted. Paper signs, counter posters and decals are prohibited. 5. No animated components, flashing lights, noise or odor producing formed plastic or injection plastic signs are permitted. ILLUMINATED SIGNS 1. Where illuminated signs are considered the following restrictions shall apply. a. Illuminated signage is to be controlled by a clock timer and illuminated continually during all hours the mall is open. b. Signs shall be limited in brightness subject to Landlord's discretion. Gravity/Plaza Carolina/San Juan PR 19

21 FOOD COURT SERVICE TENANTS GENERAL DESIGN CRITERIA The merchandising concept of the Food Court and Services at FOX RUN MALL is to create a strong visual presentation of the Tenant's food display within a unified surrounding. Particular attention shall be given to the visual organization of the front counter, as well as the rear and side walls of the serving or sales area. Equipment layout, graphics, signs, menu boards, materials, colors, finishes and lighting shall all be submitted for approval. All areas exposed to public view are subject to Landlord's approval. 1. The front counter must provide a presentation that brings the active preparation and display of food to the Lease Line. The design of the sales area must incorporate partitions or displays to assure that there are no direct views to back-of-house storage and preparation areas from the public or sales area. 2. Compatibility with adjacent and previously approved storefronts will be considered as one of the criteria for approval. 3. No Tenant display, signage or construction is permitted in front of the Lease Line. 4. The design of the demising piers, and Landlord bulkhead may not be altered by the Tenant in any manner. Taco Bell/Fox Run Mall/Newington NH 20

22 5. Floor finish between the Lease Line and counter, and the counter base, will be the mall tile furnished by Landlord at Tenant's expense and installed by Tenant contractor. 6. The Tenant's counterfront must be recessed behind the Lease Line a minimum of 6" and be constructed according to the standard profile and details shown in this criteria or on the lease outline drawings. The countertop height shall be as per code requirements. The counter shall abut the demising pier. The counter shall have a 6" high mall tile base by Tenant. The countertop shall have a projecting skirt with recessed lighting washing the counterfront. Counterfronts shall be ceramic or marble tile. 7. Unless absolutely necessary, counterfronts may not have a swinging gate; all access will be through service corridors. If a gate is required, a flip top counter shall be incorporated into the design and all finishes shall match counter front finishes. 8. Countertops and base cabinets behind counterfronts are to be designed by Tenant. Approved countertop materials include clear glass, stainless steel, copper, Corian (or equivalent), ceramic tile or natural stone. Unacceptable materials include plastic or metal laminates, plastic woodgrains, butcher block or other simulated wood finishes. 9. Recesses in the top counter surface (for cash registers, food trays, drink dispensers, etc.) must be set back a minimum of 8" from the front edge of the counter. Beverage machines and all other miscellaneous equipment on the front counter are subject to design review and must be recessed into the countertop so as not to exceed 8" in height above countertop. Stainless steel and porcelain finishes are recommended - no simulated finishes will be permitted on equipment within public view. 10. All napkin holders, straw dispensers, and utensil dispensers must be integrated into the counter design and may not be located on demising piers or sneeze guards. No visible storage of paper goods is permitted. 11. Glass display cases will be allowed in the front counter with a maximum height limitation of 4'- 6". These cases must be constructed of clear glass and stainless steel only, and must be erected on a standard 6" high mall tile base. All display cases shall be adequately lit and vented toward Tenant side only. 12. Tray slides will be permitted at the Tenant's option. The height of the tray slide shall be 2'-10". 13. All sneeze guards are to be custom designed as an integral part of the front counter, and made out of tempered glass. They must be set back a minimum of 6" from the counter edge, and must be no higher than 4'-0" above the floor. All horizontal joints are to be butt glass joints to allow for maximum visibility. Silicone sealant may not be used between glass panels. 14. Tenant must submit cut sheets of all visible equipment. No "used" equipment may be installed without Landlord's prior written approval. No product or advertising labels on equipment may be visible. Approval will be given based on compatibility of size, finishes, and condition of equipment. All equipment and materials are subject to approval by the local health department. The Tenant is totally responsible for all such reviews and approvals. 21

23 15. Interior wall finish of all Tenant spaces visible to the public shall be glazed ceramic tile, marble, or stainless steel in approved colors and patterns that are consistent with Tenant's overall store design. 16. Back counter equipment shall be built into a unit with recessed toe space. 17. Ceilings in areas visible to the public shall be drywall construction. 18. All Menu boards must be above the back counter and must be submitted for Landlord approval. 19. Tenant must use ceramic tile or quarry tile for the floor in all areas visible to the public, and in all food preparation areas. In addition, the use of a waterproof floor membrane must be utilized under the tile in entire store. The waterproof membrane shall be Laticrete System #9235 with latex additive thinset and grout with Laticrete Admix. 20. Tenant shall slope setting bed to floor drain(s). Particular attention is required by Tenant contractor to insure watertight connections at all floor penetrations. 21. Overhead security grilles are permitted, but not encouraged. If grilles are not used, Tenant shall provide a lockable "secure" area behind the sales area to permit a permanently open storefront. Grilles, if used, must be: a. Held to the back of the Landlord's signband soffit and demising pier, and be fully recessed in Tenant's construction of wall and ceiling. b. Legionaire by Dynaflair or approved equal with silver anodized finish; no lexan inserts shall be allowed. c. Locked in the fully open position during hours that the Mall is in operation. d. A permanent insert shall be set in the track to stop the grille 10" above the floor to facilitate public area floor cleaning. 22. Movable and/or portable displays are not permitted. Displays and signage are not permitted outside the Lease Line. 23. Upon Landlord's specific review and approval, Tenant may have the option of an open storefront (i.e. no counter at the Lease Line with free standing display cases within the Tenant area). All such displays shall conform in design intent to the counters and glass cases described above. For open storefronts, overhead grilles are permitted subject to Landlord's requirements for overhead grilles. Grilles must be locked in the fully open position during the hours that the Mall is in operation. 24. Live plants are not permitted as part of Tenant's counterfront design or operations. 25. Each Tenant is required to install and maintain individual gas and electric meters for measuring Tenant utility service. The Tenant is responsible for all lighting in the leased premises. Store and display lighting shall not contribute glare to the public area. Brightness of store interior, sign area, and counterfront is subject to Landlord's field review and approval after installation. Landlord reserves the right to require modifications to general store lighting and signage lighting which does not meet the criteria or field review. 22

24 LIGHTING CRITERIA The Tenant is responsible for all lighting in the leased premises. Store and display lighting shall not contribute glare to the public area. Brightness of store interior, sign area, and counterfront is subject to Landlord's field review and approval after installation. Landlord reserves the right to require modifications to general store lighting and signage lighting which does not meet the criteria or field review. 1. The Tenant will construct, at Tenant's expense, recessed incandescent or halogen downlights in the ceiling above the counter. Circuiting is to the Tenant panel by the Tenant. 2. All signage and display lighting will be illuminated during the hours the center is open. 3. Lighting shall be by incandescent, halogen or quartz sources only. Use of low voltage sources is encouraged. 4. Only recessed fixtures, high quality track light, or individual suspended fixtures shall be used. 5. Lighting must be equipped with baffles or diffusers to shield lamps from the public area at 5'-6" eye level, unless otherwise approved. 6. Display cases are to be adequately lit and ventilated. All lighting in cases must be concealed. 7. The counterfront shall be illuminated from a continuous source recessed behind the countertop skirt. The only approved light sources shall be neon or compact fluorescent lamps. 8. Recessed fluorescent lighting may only be used in preparation and storage areas not exposed to public view. SIGNAGE CRITERIA This exhibit will set forth the basic guidelines by which the Landlord will review and approve Tenant signs for the Shopping Center. The purpose of the sign criteria is to insure imaginative, quality signing throughout the enclosed mall by specific restrictions as set forth below. This shall not limit the Landlord's right to reject, accept or require modification of any Tenant sign. To achieve the special ambiance desired by the Landlord for the Shopping Center, attention must be directed toward signage. Tenants are encouraged to create the opportunity for more creative design possibilities. Various means of graphic communication are available for the Tenant to explore. Storefront designs are encouraged to take advantage of product merchandise symbols, specialty letter styles, quality materials, and high impact graphics. Due to emphasis on graphics and signage, it will be in the best interest of Tenant to engage the services of a graphic design consultant. Signage must be kept within the designated parameters set forth in this criterion. It is the Tenant's responsibility to insure that signs and their installation meet code restrictions set forth by the governmental bodies having jurisdiction over the Shopping Center. 23

25 Tenant shall submit shop drawings prepared by Tenant's sign fabricator to the Landlord for approval, prior to fabrication of sign. Shop drawings must include full dimensions, letter style and type, face (color, material and thickness), returns, type of lighting, brightness, mounting hardware, transformer location and access, and placement of sign drawn to scale on storefront or signage fascia. The shop drawings must indicate the type and sizes of all lettering and background panels, and their locations in the storefront area. License, union and fabrication labels shall not be visible from the mall floor. Where necessary to show its form, a schematic section through the sign will be required. Shop drawings must be resubmitted until marked "Approved" by the Landlord. Incomplete shop drawings will be returned without approval. Permits for signs and installation shall be obtained by the Tenant, at Tenant's expense. SIGN TEXT 1. Sign text is limited to the Tenant's trade name as it appears in the lease. No product brand name or trade name may be used unless it is part of the Tenant's trade name. The Tenant's customary logo may be used only if approved in writing by Landlord. Logos may only be used behind Lease Line. GENERAL SIGNAGE AREA 1. Each Tenant is required to design, fabricate, install and maintain their sign at Tenant's expense. 2 Every Tenant fronting on the enclosed mall space will be required to have one storefront sign unless indicated otherwise. Stores acquiring storefront entrances on two intersecting malls may have one sign on each storefront, but limitations will be enforced by Landlord dependent on individual storefront circumstances and design. Tenants with angled entries may also sign their entry. Store logos are highly encouraged for these areas. 3. Signage shall be limited to two-thirds the length of the storefront width with a maximum length of sixteen feet (16') and shall terminate a minimum of twenty-four inches (24") from the demising pier face. LETTERS 1. Signage shall only be neon illuminated individual can letters, maximum 4" deep, a maximum of 16" high and minimum of 8" high. Neon letters to be single stroke. Letters shall be mounted per Landlord's detail on the sign bar and be pendant hung. Rods must have decorative covers painted per Landlord s direction. Letters shall be made of bright chrome polished metal exterior, and painted interior to match neon color. Letters shall have no face. 2. Sign letters shall be fabricated only by a sign manufacturer specializing in neon signage. No exposed fasteners or connections are permitted. No exposed or trailing wires or labels are permitted. No manufacturer's labels on signs. 24

26 3. All signage circuiting and transformers are to be concealed and located within the Tenant's space. Transformers for the Tenants primary sign on the Sign Grid may be concealed in a continuous box mounted behind the sign letters as per the standard detail. 4. No animated components, flashing lights, noise or odor producing formed plastic or injection plastic signs permitted. No paper signs or decals are permitted under any circumstances. MENU BOARDS 1. Menu boards are critically important to successful store design and must be integrated with all other Tenant graphics and design. Menu boards shall be submitted for Landlord approval. a. Menu boards shall be located above the back counter, and in any cast not closer than 5'- 0" to the Lease Line. Menu boards shall have a minimum dimension of 6'-8" clearance from finish floor and be held 1'-6" away from the demising partition. b. Menu boards are to have changeable price and menu graphics. Other signage on the menu board is restricted to Tenant name and logo only. c. Illumination of menu display may be external or internal. Use of backlit photographs for food display is subject to the Landlord's design review. ILLUMINATED SIGNS 1. Where illuminated signs are considered the following restrictions shall apply. a. Illuminated signage is to be controlled by a clock timer and illuminated continually during all hours the mall is open. b. Signs shall be limited in brightness subject to Landlord's discretion. China Court/Fox Run Mall/Newington NH 25